Two-Unit Duplex with
New
For Sale
$249,999
816 GREENHILL ROAD, Sharon Hill, PA 19079
Vacant duplex with separate two-bedroom units, off-street parking, and basement storage access.
Property Size1,680 SF
Lot Size0.18 Acres
Price / SF$148.81
Days on Market5
Property Features for 816 GREENHILL ROAD
General Information
Standard status
Active
Size
1,680 SF
Lot size
0.18 Acres
Property subtype
Duplex
Units
Unit Mix
2 x 2BR
Multifamily Units
2
Amenities
basement
Building Details
Year Built
1940
Buildings
1
Listing Agency:
OCF Realty LLC - Philadelphia
(610) 973-9441
Listed By:
Darwin Laureano · License #RS356195
(610) 973-9441
Source:
Cummingsrealtors
Added: Aug 6
Changed: Aug 9
Last Checked: Aug 9 at 1:03PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of OCF Realty LLC - Philadelphia
Investment Insights
Based on property information with market context.
This 1940 duplex contains two separate two-bedroom units and is currently vacant. Each unit offers a spacious residential layout, while the basement is accessible from the first floor and provides additional storage space. Off-street parking accommodates 2+ vehicles, supporting practical occupancy for both units.
The property sits on an 8,000 sq ft lot at 816 Greenhill Road in Sharon Hill, PA. The adjacent lot has been identified as buildable, and the seller previously discussed subdivision possibilities with the township. Any zoning or subdivision plans require independent buyer due diligence.
The property sits on an 8,000 sq ft lot at 816 Greenhill Road in Sharon Hill, PA. The adjacent lot has been identified as buildable, and the seller previously discussed subdivision possibilities with the township. Any zoning or subdivision plans require independent buyer due diligence.
Key Highlights
- Two separate 2‑bedroom units
- Both units are currently vacant
- 8,000 sq ft lot
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$18,414
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
7.37%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$368,280
$368.3K
Cap Rate 7%
$263,057
$263.1K
Cap Rate 9%
$204,600
$204.6K
Market Conditions
NOI Build-Up for 1,680 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$30.2K $18.00/SF
− Vacancy
−$3.9K −$2.34/SF
EGI
$26.3K $15.66/SF
− OpEx
−$7.9K −$4.70/SF
NOI
$18.4K $10.96/SF
Area
Delaware County, PA
Vacancy
13.01%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$368,280
Cap Rate 7%
$263,057
Cap Rate 9%
$204,600
Alternative Uses
Best Use
Multifamily LT 5
$263.1K
$230.2K – $306.9K
NOI $18,414 @ 7.0% cap · market cap 7.37%
Second Best
Apartment 5plus
$240.6K
$210.5K – $280.7K
NOI $16,841 @ 7.0% cap · market cap 6.74%
Theoretical Best
Office A
$509.4K
$445.7K – $594.3K
NOI $35,655 @ 7.0% cap · market cap 14.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
759
Businesses Nearby
Explore this area
Business Placement
Demographics for 19079, PA
9,371
Population
3,577
Households
2.6
Avg Household Size
37
Median Age
24%
College-Educated
93%
High-School Grad
1.6 sq mi
ZIP Area
5,857
Density / Sq Mi
$57,002
Median Household Income
$39,926
Median Earnings
$1,212
Median Rent
$159,800
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Vacant duplex with separate two-bedroom units, off-street parking, and basement storage access.
Where is this duplex located?
The property is located at 816 GREENHILL ROAD Sharon Hill, PA.
What is the asking price?
The asking price for this property is $249,999.
What are key features of this property?
This property features: Two separate 2‑bedroom units; Both units are currently vacant; 8,000 sq ft lot
